HomeMy WebLinkAbout04_Bay House 2100, LLC Residence Coastal Development Permit and Lot Merger_PA2025-0007
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 12, 2025
Agenda Item No. 4
SUBJECT: Bay House 2100, LLC Residence (PA2025-0007)
▪ Coastal Development Permit
▪ Lot Merger
SITE LOCATION: 2100 and 2102 East Balboa Boulevard
APPLICANT: CAA Planning
OWNER: Bay House 2100, LLC
PLANNER: Jenny Tran, Associate Planner
949-644-3212 or jtran@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
• Zoning District: Single-Unit Residential (R-1)
• Coastal Land Use Plan Category: Single Unit Residential Detached - (6.0 - 9.9
DU/AC) (RSD-B)
• Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A coastal development permit (CDP) to demolish a 9,158-square-foot, single-unit dwelling
and accessory structures located across two lots and a lot merger to combine the lots into
a single lot. The Applicant proposes to construct a 16,211-square-foot, two-story single-unit
dwelling with a 2,730-square-foot basement, and a detached 3,752-square-foot carriage
house with a 994-square-foot internal accessory dwelling unit (ADU). The structures include
three one-car garages for the single-unit dwelling. The project includes landscape,
hardscape, and subsurface drainage facilities all within the confines of private property.
The subject property is bisected by the coastal permit jurisdiction boundary resulting in
a portion of the lot merger and front patio accessory improvements, the bulkhead
improvements, and dock improvements within California Coastal Commission’s (CCC)
permit jurisdiction. This CDP is intended to cover portions of the project within the City’s
permit authority as designated in the Local Coastal Program (Title 21 of the Newport
Beach Municipal Code).
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RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction and Conversion of Small
Structure) and Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it
has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit and Lot Merger filed as PA2025-0007 (Attachment No. ZA 1).
DISCUSSION
Coastal Development Permit
Land Use and Development Standards
• The subject property is in the R-1 Coastal Zoning District, which provides for single-
unit residential development and is consistent with the City’s Coastal Land Use Plan,
General Plan, and Zoning Code. A coastal development permit is required, and the
property is not eligible for a waiver for de minimis development because the property
is in the Coastal Commission Appeal Area.
• The property currently consists of two legal lots that function as one lot with a single-
unit dwelling on one lot and a garage and accessory structure on the adjacent lot.
The neighborhood is predominantly developed with one- and two-story, single-unit
dwellings. The proposed design, bulk, and scale of the development are consistent
with the existing neighborhood pattern of development and expected future
development is consistent with applicable development standards.
• The proposed single-unit dwelling, detached carriage house, and internal accessory
dwelling unit (ADU) conform to all applicable development standards, including floor
area limit, setbacks, height, and off-street parking as evidenced by the project plans
and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Newport Harbor) 30 feet 30 feet
Front (East Balboa
Boulevard)
0 feet 0 feet
Sides 4 feet 7 feet
Allowable Floor Area (max.) 50,055 square feet 31,350 square feet
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Open Space (min.) 3,754 square feet 12,580 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
• The project proposes to demolish the existing single-unit dwelling across two lots,
merge the two lots into one single lot, and construct a single-unit dwelling and internal
ADU. The project is consistent with the General Plan, Local Coastal Program, and
Zoning designations that allow the single-unit dwelling and accessory dwelling unit
land uses. Under the Coastal Land Use Plan Table 2.1.1-1, the Single Unit
Residential Detached (RSD-B) category is intended for single-unit dwelling
development. Section 21.18.020 of the Local Coastal Program Implementation
Plan shows “Single-Unit Dwellings” and “Accessory Dwelling Units” as allowed
uses in the R-1 Coastal Zoning District. Therefore, the project of a single-unit
dwelling and ADU to replace an existing single-unit dwelling is consistent with the
R-1 zoning and land use designations, does not result in a loss of residential
density after the lots are merged, and will not affect the City in meeting its regional
housing needs.
Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated March 18, 2024, for the Project. The current maximum bay
water elevation is 7.7 NAVD88 (North American Vertical Datum of 1988) and may
exceed the existing 8.7 feet NAVD88 top of bulkhead elevation during high tide or
storm events. The report analyzes future sea level rise scenarios, assuming a 3.2-
foot increase in the maximum water level over the next 75 years (i.e. the life of the
structure). Therefore, the sea level is estimated to reach approximately 10.9 feet
NAVD88 (the likely range for sea level rise over the 75-year design life of the
structure based on low-risk aversion estimates for sea level rise provided by the
State of California, Sea Level Rise Guidance: 2018 Update).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any bulkhead structure permitted within the
years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet
NAVD88 with a design for adaptability elevation of 14.4 feet NAVD88. The project
has been conditioned to raise the bulkhead to an elevation of 10.9 feet NAVD88.
PMA Consulting, Inc. has confirmed the bulkhead design can be raised to 14.4
feet NAVD88 if needed and in compliance with the updated guidelines.
• A CDP (Application No. 5-24-0359) was approved by the California Coastal
Commission on March 13, 2025, with conditions requiring reinforcement and
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raising of the two existing bulkheads through the installation of 12 tiebacks, two
30-inch diameter caissons, two 132 square-feet trench drains, and a 2.2-foot-tall
concrete wall atop the existing bulkheads. The CDP also includes a like-for-like
replacement of two 20-square -foot wooden stairways atop the existing bulkheads
and 16 cubic yards of cut and no fill.
• Once the existing seawall/bulkhead is reinforced and raised per Application No. 5-
24-0359, flooding, wave runup, and erosion will not significantly impact this
property over the proposed 75-year economic life of the development. A
waterproofing curb is also proposed to be constructed around the perimeter of the
dwelling that would protect against flooding up to an elevation of 10.9 feet
NAVD88. Flood shields (sandbags and other barriers) can be deployed across the
openings to protect and prevent flooding to the structure. The report concludes
that the proposed project will be safe from flooding hazards for the next 75 years
with the reinforced/capped bulkhead and a flood protection curb.
• The finished floor elevation is 11.33 feet NAVD88 for the main residence and 11-
feet NAVD88 for the carriage house, which complies with the minimum 9.00 feet
NAVD88 elevation standard. The Coastal Hazard Report concludes that the bay
water elevation (currently 7.7 feet NAVD88) will not exceed the proposed flood
protection curb around the single-unit dwelling, carriage house, and ADU at 10.9
feet NAVD88 for the anticipated 75-year life of the structure.
• The property is in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code (CBC) and
Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved before the
issuance of a building permit. Permit issuance is also contingent on the inclusion of
design mitigation identified in the investigations. Construction plans are reviewed for
compliance with approved investigations and CBC before building permit issuance.
Water Quality
• The property is located adjacent to coastal waters. A Construction Erosion Control
Plan was provided to implement temporary Best Management Practices (BMPs)
during construction to minimize erosion and sedimentation and to minimize pollution
of runoff and coastal waters derived from construction chemicals and materials. The
project design also addresses water quality through the inclusion of a post-
construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event runoff on-site. Any water not
retained on-site is directed to the City’s storm drain system.
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• Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the Newport
Beach Municipal Code (NBMC), due to the proximity of the development to the
shoreline and the development containing more than 75% of impervious surface
area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP
has been prepared for the project by LC Engineering Group, Inc. dated, April 11,
2025. The WQHP includes a polluted runoff and hydrologic site characterization, a
sizing standard for BMPs, the use of a Low Impact Development (LID) approach to
retain the design storm runoff volume on-site, and documentation of the expected
effectiveness of the proposed BMPs.
• The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
• The Property is located between the nearest public road and the sea or shoreline.
Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the
NBMC requires that the provision of public access bear a reasonable relationship
between the requirement and the Project’s impact, and be proportional to the impact.
In this case, the Project will merge two lots that are currently being used as a single
lot with one single-unit dwelling, garage, and accessory structures, and replaces it
with a single-unit dwelling and carriage house with an internal ADU. Therefore, the
Project does not involve a change in land use, density, or intensity that will result in
increased demand for public access and recreation opportunities. Furthermore, the
Project is designed and sited (appropriate height, setbacks, etc.) so as not to block
or impede existing public access opportunities.
• The Property is located approximately 1,400 feet northwest of the West Jetty View
Park, which is a designated public viewpoint in the CLUP and offers public views of
Newport Harbor. Additionally, there are two viewpoints across Newport Harbor at
Begonia Park and the intersection of Carnation Avenue and Ocean Boulevard that
are over 1,500 feet away from the Property. The Project does not obstruct any views
of Newport Harbor from West Jetty View Park and the Property is obstructed from
view at West Jetty View Park by the rows of residential development along Channel
Road. The public viewpoints across Newport Harbor are at a far distance where the
Property is not within these viewsheds and the Project does not obstruct any views
at these viewpoints.
• The CLUP designates Ocean Boulevard as the closest Coastal View Road that is
located over 1,500 feet away from the Property across Newport Harbor. Similar to
the two public viewpoints across Newport Harbor, the Project does not obstruct any
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public viewpoints and the Property cannot be seen across the horizon of Newport
Harbor.
• Vertical access to the bay and beach is available at streets ends throughout the
Balboa Peninsula with the closest being K Street approximately 530 feet West of the
Property. Lateral access is available on the beach along the south side of Balboa
Peninsula. Additionally, vertical and lateral access is available along Channel Road
as this area of Balboa Peninsula has a sandy beach area and a pier located
approximately 460 feet East of the Property. The Project does not include any
features that would obstruct access along these routes.
Lot Merger
• The project proposes to merge two properties located at 2100 and 2102 East Balboa
Boulevard into one single lot. The two lots are under common ownership and are
being used as one, single-unit dwelling development. The property at 2102 East
Balboa Boulevard is developed with a single-unit dwelling and the property at 2100
East Balboa Boulevard is developed with a garage and accessory structures as
shown in Figure 1 below.
Figure 1: Existing properties developed with a single-unit dwelling with a garage and
accessory structures
• The Land Use Element of the General Plan designates the Property and Rear
Property both as Single Unit Residential Detached (RS-D), which applies to a range
of single-family residential dwelling units. Additionally, both parcels are located within
the Single-Unit Residential (R-1) zoning district, consistent with the surrounding area.
2102 E Balboa Blvd
Single-Unit Dwelling 2100 E Balboa Blvd
Garage and
Accessory Structures
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The R-1 Zoning District is intended to provide areas appropriate for a detached
single-family residential dwelling unit located on a single legal lot.
• The CLUP designates both properties as Single Unit Residential Detached (6.0 – 9.9
DU/AC) (RSD-B), which provides for density ranging from 6.0 – 9.9 dwelling units per
acre. The Property is 31,350 square feet (0.71 acres) after the two lots are merged.
However, the density ranges are not intended to establish minimum densities on
individual sites, but rather to evaluate neighborhoods on a regional scale. Title 21
(Local Coastasl Program Implementation Plan) of the NBMC does not include
development standards that require residential structures to adhere to any minimum
density limits (Table 21.18-2). The Properties are currently being used as one lot with
a single-unit dwelling at 2102 East Balboa Boulevard while 2100 East Balboa
Boulevard is developed with a garage and accessories structures supporting the
single-unit dwelling. The Project will construct a single-unit dwelling and carriage
house with an internal ADU across the two lots and the merger is consistent with the
land use designations of the CLUP. A CDP, CDP waiver, or other documentation will
be required to be provided by the California Coastal Commission as a portion of the
lots to be merged are located within their permit jurisdiction.
• Section 20.18.030 (Residential Zoning Districts General Development Standards)
of the NBMC establishes minimum lot area and width requirements. The proposed
merger would result in a 31,350-square-foot parcel that is in conformance to the
minimum 6,000-square foot corner lot area standard of the NBMC. Also, the
proposed merger would create one approximately 107-foot-wide parcel, exceeding
the minimum 60-foot interior lot width standard pursuant to Chapter 20.70
(Definitions) of the NBMC.
• Legal access to the merged parcels is provided along East Balboa Boulevard along
the front of the Property and Seville Avenue along the side of the Property and will
remain unchanged if the parcels are merged.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under Section
15303 under Class 3 (New Construction and Conversion of Small Structure) and Section
15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
Class 3 exempts the demolition and construction of up to three single-unit dwellings in an
urbanized area. The Project consists of the demolition of one single-unit dwelling and
accessory structures and the construction of a new 20,957-square-foot, two-story single-
unit dwelling that includes a basement, detached carriage house, internal ADU, and three
one-car garages.
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The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and Zoning; no variances or exceptions are required;
all services and access to the proposed parcels are available; the parcel was not involved
in a division of a larger parcel within the previous two years; and the parcel does not have
an average slope greater than 20%. This exemption includes a minor lot merger not resulting
in the creation of any new parcel that complies with the conditions specified above. The
Project includes a lot merger to merge two lots into one single lot.
The exceptions to Class 3 under Section 15300.2 are not applicable. The Property does
not impact an environmental resource of hazardous or critical concern, does not result in
cumulative impacts, does not have a significant effect on the environment due to unusual
circumstances, does not damage scenic resources within a state scenic highway, is not
a hazardous waste site, and is not identified as a historical resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
____________________________
Jenny Tran, Associate Planner
JM/jt
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
10
01-10-2023
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND ACCESSORY STRUCTURES ACROSS
TWO LOTS, MERGE TWO LOTS, AND CONSTRUCT A NEW
TWO-STORY SINGLE-UNIT DWELLING, A DETACHED
CARRIAGE HOUSE, INTERNAL ACCESSORY DWELLING UNIT,
AND THREE ONE-CAR GARAGES LOCATED AT 2100 AND 2102
EAST BALBOA BOULEVARD (PA2025-0007)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by CAA Planning (Applicant) on behalf of Bay House 2100, LLC
(Owner), concerning property located at 2100 and 2102 East Balboa Boulevard and legally
described as Parcel 3 and 4 of Resubdivision No. 250 (Property), requesting approval of
a coastal development permit (CDP) and lot merger.
2. The Applicant requests a CDP to demolish a 9,158-square-foot, single-unit dwelling and
accessory structures located across two lots and a lot merger to combine the lots into a
single lot. The Applicant proposes to construct a 16,211-square-foot, two-story single-unit
dwelling with a 2,730-square-foot basement, and a detached 3,752-square-foot carriage
house with a 994 square-foot internal accessory dwelling unit (ADU). The structures
include three one-car garages for the single-unit dwelling. The project includes landscape,
hardscape, and subsurface drainage facilities all within the confines of private property
(Project).
3. The Property is bisected by the coastal permit jurisdiction boundary resulting in a portion
of the lot merger and front patio accessory improvements, the bulkhead improvements,
and dock improvements within California Coastal Commission’s (CCC) permit
jurisdiction. This CDP is intended to cover portions of the project within the City’s permit
authority as designated in the Local Coastal Program (Title 21 of the Newport Beach
Municipal Code).
4. The Property is designated Single Unit Residential Detached (RS-D) by the General Plan
Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District.
5. The Property is located within the coastal zone. The Coastal Land Use Plan (CLUP)
category is Single Unit Residential Detached – (6.0 – 9.9 DU/AC) (RSD-B) and it is located
within the Single-Unit Residential (R-1) Coastal Zone District.
6. A public hearing was held on June 12, 2025, online via Zoom. A notice of the time, place,
and purpose of the hearing was given by the Newport Beach Municipal Code (NBMC).
Evidence, both written and oral, was presented to and considered by, the Zoning
Administrator at this hearing.
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01-10-2023
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction and Conversion of Small Structure) and
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. Class 3 exempts the demolition and construction of up to three single-unit dwellings in
an urbanized area. The Project consists of the demolition of one single-unit dwelling and
accessory structures and the construction of a new 20,957-square-foot, two-story single-
unit dwelling that includes a basement, detached carriage house, internal ADU, and
three one-car garages.
3. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and Zoning; no variances or exceptions are required;
all services and access to the proposed parcels are available; the parcel was not involved
in a division of a larger parcel within the previous two years; and the parcel does not have
an average slope greater than 20%. This exemption includes a minor lot merger not
resulting in the creation of any new parcel that complies with the conditions specified
above. The Project includes a lot merger to combine two lots into a single lot by eliminating
the lot line between the two lots.
4. The exceptions to Class 3 under Section 15300.2 are not applicable. The Property does
not impact an environmental resource of hazardous or critical concern, does not result
in cumulative impacts, does not have a significant effect on the environment due to
unusual circumstances, does not damage scenic resources within a state scenic
highway, is not a hazardous waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and
Decision) of the NBMC, the following findings, and facts in support of such findings are set
forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program (LCP).
Facts in Support of Finding:
1. The Project complies with applicable residential development standards including, but
not limited to, floor area limitation, setbacks, height, and parking.
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Zoning Administrator Resolution No. ZA2025-###
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01-10-2023
a. The Property consists of two lots that will be combined for a total lot area of 31,350
square feet. The maximum floor area limitation after the lots are merged is 50,055
square feet and the proposed total floor area is 18,539 square feet.
b. The Project provides the minimum required setbacks, which are 30 feet along the
front property line abutting Newport Harbor, 0 feet along the front property line
abutting East Balboa Boulevard, and 4 feet along each side property line.
c. The highest guardrail is less than 24 feet from the established grade (11.43 feet
NAVD88 for the main residence and 10.19 feet NAVD88 for the carriage house)
and the highest ridge is no more than 29 feet from the established grade, which
complies with the maximum height requirements.
d. The Project includes garage parking for a total of three vehicles, complying with
the minimum three-car garage parking requirement for single-unit dwellings with
more than 4,000 square feet of habitable floor area. The internal ADU does not
require parking.
2. The neighborhood is predominantly developed with one- and two-story, single-unit
dwellings. The proposed design, bulk, and scale of the development are consistent with
the existing neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated March 18, 2024, for the Project. The current maximum bay water
elevation is 7.7 NAVD88 (North American Vertical Datum of 1988) and may exceed the
existing 8.7 feet NAVD88 top of bulkhead elevation during high tide or storm events.
The report analyzes future sea level rise scenarios, assuming a 3.2-foot increase in the
maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the
sea level is estimated to reach approximately 10.9 feet NAVD88 (the likely range for sea
level rise over the 75-year design life of the structure based on low-risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update).
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any bulkhead structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet NAVD88 with a
design for adaptability elevation of 14.4 feet NAVD88. The project has been conditioned
to raise the bulkhead to an elevation of 10.9 feet NAVD88. PMA Consulting, Inc. has
confirmed the bulkhead design can be raised to 14.4 feet NAVD88 if needed and in
compliance with the updated guidelines.
5. A CDP (Application No. 5-24-0359) was approved by the California Coastal Commission
on March 13, 2025, with conditions requiring reinforcement and raising of the two
existing bulkheads through the installation of 12 tiebacks, two 30-inch diameter
caissons, two 132 square-feet trench drains, and a 2.2-foot-tall concrete wall atop the
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01-10-2023
existing bulkheads. The CDP also includes a like-for-like replacement of two 20-square
-foot wooden stairways atop the existing bulkheads and 16 cubic yards of cut and no fill.
6. Once the existing seawall/bulkhead is reinforced and raised per Application No. 5-24-
0359 to an elevation of 10.9 feet NAVD88 minimum, flooding, wave runup, and erosion
will not significantly impact this property over the proposed 75-year economic life of the
development. Flood shields (sandbags and other barriers) can be deployed across the
openings to protect and prevent flooding to the structure. The report concludes that the
proposed project will be safe from flooding hazards for the next 75 years with the
reinforced/capped bulkhead and a flood protection curb.
7. The finished floor elevation is 11.33 feet NAVD88 for the main residence and 11-feet
NAVD88 for the carriage house, which complies with the minimum 9.00 feet NAVD88
elevation standard. The Coastal Hazard Report concludes that the bay water elevation
(currently 7.7 feet NAVD88) will not exceed the proposed seawall for the anticipated 75-
year life of the structure.
8. Pursuant to Section 21.30.030(C)(3)(i)(iv) (Bulkheads for nonresidential and residential
waterfront development) of the NBMC, the Owner will be required to agree with the City
waiving any potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g., waves,
erosion, and sea level rise). This requirement is included as a condition of approval that
will need to be satisfied before the final building permit inspection, respectively
9. The Owner will also be required to acknowledge any hazards present at the site and
unconditionally waive any claim to damage or liability against the decision authority,
consistent with Section 21.30.015(D)(3)(c) (General Site Planning and Development
Standards) of the NBMC. This requirement is included as a condition of approval that will
need to be satisfied prior to issuance of building permits.
10. The Property is in an area known for the potential of seismic activity and liquefaction. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved before the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified
in the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC before building permit issuance.
11. The Property is located adjacent to coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived from construction chemicals and materials. The Project also
addresses water quality through the inclusion of a post-construction drainage system that
includes drainage and percolation features designed to retain dry weather and minor rain
event runoff on-site. Any water not retained on-site is directed to the City’s storm drain
system.
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01-10-2023
12. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing more
than 75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is
required. A preliminary WQHP has been prepared for the project by LC Engineering
Group, Inc. dated, April 11, 2025. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, the use of a Low Impact Development (LID)
approach to retain the design storm runoff volume on-site, and documentation of the
expected effectiveness of the proposed BMPs.
13. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. A
condition of approval is included that requires drought-tolerant species. Before the
issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not planted.
14. The Property is located approximately 1,400 feet northwest of the West Jetty View Park,
which is a designated public viewpoint in the CLUP and offers public views of Newport
Harbor. Additionally, there are two viewpoints across Newport Harbor at Begonia Park and
the intersection of Carnation Avenue and Ocean Boulevard that are over 1,500 feet away
from the Property. The Project does not obstruct any views of Newport Harbor from West
Jetty View Park and the Property is obstructed from view at West Jetty View Park by the
rows of residential development along Channel Road. The public viewpoints across
Newport Harbor are at a far enough distance where the Property is not within these
viewsheds, and the Project does not obstruct any views at these viewpoints.
15. The CLUP designates Ocean Boulevard as the closest Coastal View Road that is located
over 1,500 feet away from the Property across Newport Harbor. Similar to the two public
viewpoints across Newport Harbor, the Project does not obstruct any public viewpoints,
and the Property cannot be seen across the horizon of Newport Harbor.
16. The Project proposes to demolish the existing single-unit dwelling across two lots, merge
the two lots into a single lot, and construct a single-unit dwelling and internal ADU. The
Project is consistent with the General Plan, Local Coastal Program, and Zoning
designations that allow the single-unit dwelling and accessory dwelling unit land uses.
Under the Coastal Land Use Plan Table 2.1.1-1, the Single Unit Residential Detached
(RSD-B) category is intended for single-unit dwelling development. Section 21.18.020
of the Local Coastal Program Implementation Plan shows “Single-Unit Dwellings” and
“Accessory Dwelling Units” as allowed uses in the R-1 Coastal Zoning District.
Therefore, the project of a single-unit dwelling and ADU to replace an existing single-
unit dwelling is consistent with the R-1 zoning and land use designations, does not result
in a loss of residential density after the lots are merged, and will not affect the City in
meeting its regional housing needs.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
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Fact in Support of Finding:
1. The Property is located between the nearest public road and the sea or shoreline. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires
that the provision of public access bear a reasonable relationship between the requirement
and the Project’s impact and be proportional to the impact. In this case, the Project will
merge two lots that are currently being used as a single lot with one single-unit dwelling,
garage, and accessory structures, and replace it with a single-unit dwelling and carriage
house with an internal ADU. The ADU is less than 1,000 square-feet in size and is an
accessory use to the primary dwelling. Therefore, the Project does not involve a change in
land use, density, or intensity that will result in increased demand for public access and
recreation opportunities. Furthermore, the Project is designed and sited (appropriate
height, setbacks, etc.) so as not to block or impede existing public access opportunities.
2. Vertical access to the bay and beach is available at streets ends throughout the Balboa
Peninsula with the closest being K Street approximately 530 feet West of the Property.
Lateral access is available on the beach along the south side of the Balboa Peninsula.
Additionally, vertical and lateral access is available along Channel Road at the end the
Balboa Peninsula, as this area has a sandy beach area, and a pier located approximately
460 feet East of the Property. The Project does not include any features that would obstruct
access along these routes.
Lot Merger
In accordance with Section 19.68.030(H) (Lot Mergers – Required Findings) of the NBMC, the
following findings, and facts in support of such findings are set forth:
Finding:
C. Approval of the merger will not, under the circumstances of this particular case, be
detrimental to the health, safety, peace, comfort, and general welfare of persons residing
or working in the neighborhood of such proposed use or be detrimental or injurious to
property and improvements in the neighborhood or the general welfare of the City, and
further that the proposed lot merger is consistent with the legislative intent of this title;
and
Fact in Support of Finding:
1. The Project is consistent with the purpose and intent of Section 19.04.020 (Purpose and
Applicability) of Title 19 (Subdivisions) of the NBMC. The lot merger will not result in the
creation of additional parcels by removing the interior lot line between them and will
ensure all development is contained within the Property.
2. Development of the Property will be subject to Title 20 (Planning and Zoning) of the NBMC,
which is intended to promote orderly development, protect neighborhood character, and
preserve public health, safety, and general welfare of the City.
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3. The Project has been reviewed by the Building Division, Fire Department, and Public
Works Department and conditions of approval are included to ensure any potential conflicts
with the surrounding area are minimized to the greatest extent possible.
Finding:
D. The lots to be merged are under common fee ownership at the time of the merger.
Fact in Support of Finding:
1. The two lots to be merged are under common fee ownership, as evidenced by the
Preliminary Title Report submitted with the application.
Finding:
E. The lots as merged will be consistent or will be more closely compatible with the
applicable zoning regulations and will be consistent with other regulations relating to the
subject property including, but not limited to, the General Plan and any applicable
Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the two lots as Single Unit
Residential Detached (RS-D), which applies to a range of single-family residential dwelling
units. Additionally, both parcels are located within the Single-Unit Residential (R-1) zoning
district, consistent with the surrounding area. The R-1 Zoning District is intended to provide
areas appropriate for a detached single-family residential dwelling unit located on a single
legal lot.
2. The CLUP designates both properties as Single Unit Residential Detached (6.0 – 9.9
DU/AC) (RSD-B), which provides for density ranging from 6.0 – 9.9 dwelling units per acre.
The Property is 31,350 square feet (0.71 acres) after the two lots are merged. However,
the density ranges are not intended to establish minimum densities on individual sites, but
rather to evaluate neighborhoods on a regional scale. Title 21 (Local Coastasl Program
Implementation Plan) of the NBMC does not include development standards that require
residential structures to adhere to any minimum density limits (Table 21.18-2). The
Properties are currently being used as one lot with a single-unit dwelling at 2102 East
Balboa Boulevard while 2100 East Balboa Boulevard is developed with a garage and
accessories structures supporting the single-unit dwelling. The Project will construct a
single-unit dwelling and carriage house with an internal ADU across the two lots and the
merger is consistent with the land use designations of the CLUP. A CDP, CDP waiver, or
other documentation will be required to be provided by the California Coastal Commission
as a portion of the lots to be merged are located within their permit jurisdiction.
3. Section 20.18.030 (Residential Zoning Districts General Development Standards) of the
NBMC establishes minimum lot area and width requirements. The proposed merger would
result in a 31,350-square-foot parcel that is in conformance to the minimum 6,000-square
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foot corner lot area standard of the NBMC. Also, the proposed merger would create one
approximately 107-foot-wide parcel, exceeding the minimum 60-foot interior lot width
standard pursuant to Chapter 20.70 (Definitions) of the NBMC.
4. The Properties are not located within a specific plan area.
Finding:
F. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a
result of the merger.
Fact in Support of Finding:
1. Legal access to the merged parcels would be provided along East Balboa Boulevard along
the front of the Property and Seville Avenue and East Bay Avenue along the side of the
Property and will remain unchanged if the parcels are merged.
2. The lot merger will not deprive the adjacent parcels with legal access. Adjacent parcels will
maintain the same legal access either from East Balboa Boulevard, Seville Avenue, or
East Bay Avenue.
Finding:
G. The merged lots will be consistent with the pattern of development nearby and will not
result in a lot width, depth or orientation, or development site that is incompatible with
nearby lots. In making these findings, the review authority may consider the following:
i. Whether the development of the merged lots could significantly deviate from the
pattern of development of adjacent and/or adjoining lots in a manner that would
result in an unreasonable detriment to the use and enjoyment of other properties.
ii. Whether the merged lots would be consistent with the character or general
orientation of adjacent and/or adjoining lots.
iii. Whether the merged lots would be conforming or in greater conformity with the
minimum lot width and area standards for the zoning district.
Facts in Support of Finding:
1. Any future development on the merged lots will be required to meet all applicable
development standards and, therefore, will not significantly deviate from the pattern of
development of adjacent and/or adjoining lots in a manner that would result in an
unreasonable detriment to the use and enjoyment of other properties.
2. The Project will create a parcel that is consistent with the character or general orientation
of adjacent and/or adjoining lots. Although the current configuration of the property
includes two lots, the property is used like a single parcel with one single-unit residence
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since at least 2019. As a result, the proposed merger will not result in a visible change
in the character of the neighborhood and will continue to allow the property to be used
as a single-unit property.
3. The Project will create a parcel that conforms to the minimum lot width and area
standards for the zoning district and will be developed subject to the development
standards for the zoning district.
In accordance with Section 19.08.30.(A)(3) (Waiver of Parcel Map Requirement – Activities
Eligible for Waiver) of the NBMC, the Zoning Administrator may approve a waiver of the parcel
map requirement in cases where no more than three parcels are eliminated. The following
finding and facts in support of such findings are set forth:
Finding:
F. The proposed division of land complies with requirements as to area, improvement and
design, flood water drainage control, appropriate improved public roads and property
access, sanitary disposal facilities, water supply availability, environmental protection,
and other applicable requirements of this title, the Zoning Code, the General Plan, and
any applicable Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. Approval of the Project would remove the existing interior lot line, and allow the Property
to be used as a single site. The proposed lot would comply with all design standards and
improvements required for new subdivisions of Title 19 (Subdivisions) of the NBMC, the
General Plan, and the Coastal Land Use Plan.
2. The Properties are not located within a specific plan area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction and Conversion of Small Structure) and Section15315
under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit and Lot Merger filed as PA2025-0007, subject to the conditions outlined
in Exhibit “A,” which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director by the provisions of Title 21 (Local Coastal Program
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(LCP) Implementation Plan), of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 12th DAY OF JUNE 2025.
_____________________________________
Liz Westmoreland, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the final building permit inspection, the existing seawall shall be reinforced and
capped to 10.90 feet NAVD88 and capable of being raised up to 14.4 feet NAVD88, in
compliance with the City of Newport Beach Waterfront Project Guidelines and
Standards, Harbor Design Criteria Commercial & Residential Facilities and pursuant to
Coastal Development Permit No. 5-24-0359 approved by the California Coastal
Commission (CCC) dated March 13, 2025.
3. Prior to issuance of building permits, a Fair Share Fee for the accessory dwelling unit
(ADU) shall be paid in accordance with the fee effective at the time of payment.
4. Prior to the issuance of building permits, the property owner shall record a deed
restriction with the County Recorder’s Office, the form and content of which is
satisfactory to the City Attorney, prohibiting the use of the accessory dwelling unit for
short-term rentals (i.e., less than 30 days) and prohibiting the sale of the ADU separate
from the principal dwelling. This deed restriction shall remain in effect so long as the
accessory dwelling unit exists on the property.
5. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners and successors and assigns. Alternatively, and if required by the
CCC, the agreement may be recorded between the property owner and the CCC that
equally satisfies the above provisions. A copy of this recorded agreement shall be
provided to the Planning Division.
6. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless the City, its City Council,
its boards and commissions, officials, officers, employees, and agents from and against
any claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs, and expenses (including without limitation,
attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to the City’s approval
of the development.
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7. This approval does not authorize any new or existing improvements (including
landscaping) within California Coastal Permit Jurisdiction, State tidelands, public
beaches, or the public right-of-way. Any improvements located on tidelands, submerged
lands, and/or lands that may be subject to the public trust shall require a coastal
development permit (CDP) approved by the California Coastal Commission (CCC). Prior
to the issuance of building permits, the Applicant shall provide a copy of said CDP, CDP
waiver, or documentation from the CCC that subject improvements are not subject to
the permit requirements of the Coastal Act and/or not located within the permit
jurisdiction of the CCC.
8. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
9. This CDP does not authorize any development seaward of the private property.
10. This Coastal Development Permit shall expire unless exercised within 24 months from the
date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the
NBMC, unless an extension is otherwise granted.
11. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of native birds under MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
12. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
13. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
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14. The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
15. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, and welfare or materially
injurious to the Property or improvements in the vicinity or if the Property is operated or
maintained to constitute a public nuisance.
16. Prior to the issuance of a building permit, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
17. Prior to the issuance of a building permit, the Applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-
invasive plant species, and water-efficient irrigation design. The plans shall be approved
by the Planning Division.
18. All landscape materials and irrigation systems shall be maintained by the approved
landscape plan. All landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
19. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, which restricts hours of noise-generating construction
activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday
through Friday. Noise-generating construction activities are not allowed on Saturdays,
Sundays, or Holidays.
20. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
21. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
22. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation, attorney’s fees, disbursements, and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to the City’s approval of Bay House 2100, LLC Residence including but
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not limited to, Coastal Development Permit and Lot Merger (PA2025-0007). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorney’s fees, and other expenses incurred in connection with such
claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City,
and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the
City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing
the indemnification provisions outlined in this condition. The Applicant shall pay to the City
upon demand any amount owed to the City under the indemnification requirements
prescribed in this condition.
Building Division
23. Prior to the issuance of a building permit, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
24. Prior to the issuance of a building permit, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
25. Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
CPPP and WQHP/WQMP and any changes could require separate review and approval
by the Building Division.
26. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
27. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
28. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
29. Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
30. The foundation shall be designed for liquefaction mitigation pursuant to California
Building Code (CBC) Sections 1803.5.11 and 1803.5.12.
31. One (1)-hour fire-rated wall and sound block level of STC 50 sound separation shall be
provided between dwelling units.
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Fire Department
32. New construction of the single-unit dwelling and ADU shall be equipped throughout with
a fire sprinkler system in compliance with the 2022 National Fire Protection Association
(NFPA) 13D.
33. One side yard of the Property shall have a clear opening of 36 inches minimum from the
front of the Property to the rear of the Property for emergency access.
Public Works Department
34. All improvements shall be constructed in conformance with the NBMC and the Public
Works Department.
35. An encroachment permit is required for all work activities within the public right-of-way.
36. The existing broken and/or otherwise damaged concrete curb, gutter and sidewalk
panels along the East Balboa Boulevard frontage shall be reconstructed.
37. Install new sewer cleanout on existing sewer laterals per City Standard 406. If the
existing sewer laterals are sub-standard, new sewer laterals will be required.
38. The existing gas meter to private property shall be relocated.
39. The proposed water service and meter shall be installed per City Standard.
40. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
41. The existing City trees along the East Balboa Boulevard frontage shall be protected in
place.
42. The existing driveway approach on East Balboa Boulevard shall be removed per City
Standard 105.
43. The parkway paving along East Balboa Boulevard shall be removed and turf or other
drought tolerant landscaping shall be installed in its place.
44. Southern California Edison transformers and pool equipment shall be located within
private property and shall not be located within easements.
45. Prior to final building permit inspection, the Project shall relocate the existing 4-inch
water main located near the existing property line wall to a location within Seville
Avenue. The design of the new waterline shall be reviewed as part of the building plan
check. Final design shall be approved by the Public Works Department and Utilities
Department prior to building plan check approval.
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46. Prior to the issuance of a building permit, the proposed sewer easement vacation shall
be processed, approved by City Council, and recorded. If City Council denies the
proposed easement vacation, the proposed project will require a redesign since the
existing sewer easement impacts the proposed building.
47. Prior to the issuance of a building permit, the lot merger shall be recorded since the
proposed building extends over the existing lot lines. The Applicant shall obtain any
necessary approvals related to the lot merger from the California Coastal Commission
prior to recordation.
48. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
26
Attachment No. ZA 2
Vicinity Map
27
VICINITY MAP
Coastal Development Permit
Lot Merger
(PA2025-0007)
2100 and 2102 East Balboa Boulevard
2100 E Balboa Blvd 2102 E Balboa Blvd
2100 E Balboa Blvd
2102 E Balboa Blvd
28
Attachment No. ZA 3
Project Plans
29
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ENTRANCE HALL
1-CAR GARAGE -
butler'spantry
FAMILY KITCHEN
BREAKFAST ROOM
FAMILY ROOM
DEN
BAR
PANTRY
VESTIBULE
POWDER
DEN HALLSTAIR VESTIBULEHALLWAY
POWDER
FAMILY VESTIBULE
PANTRY
DINING ROOM
DINING HALL
CHEF KITCHEN
FOYER
LIVING ROOM
OFFICE
COVERED LOGGIA
SALA LOGGIA
HALLWAY
UP
UP
UP
DN
MECH
DN
F.P.HEAT PUMPMECH. / PLUM. / ELEC.
DS
2% SLOPE MIN.
F.F.E. 11' - 4"
F.F.E. 11' - 4"
F.F.E. 11' - 3"
F.F.E. 10' - 10"
OUTDOOR BBQ
POWDER
TV
TV
ELEVATOR
DN
MECHANICAL SHAFT
PIZZA
BBQ
HEAT P
U
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1-CAR GARAGE
ADUCLOSET
FOYER
1-CAR GARAGE
ADU BEDROOM 2
SECURITY
ADUBATH
UP
MECH. /ELEC.
2% SLOPE MIN.
2% SLOPE MIN.
F.F.E. 11' - 0"
MECH. / ELEC.STORAGE
ADU BEDROOM 1
ADUKITCHEN
SECURITYBATH
main switchboard ats e panels
TRANSFORMER
CARRIAGEHOUSE
ADU
MAIN RESIDENCE
generator
5'-0"3'-0"
3'-0"
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sumppump
℄
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A
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SIDE YARD SETBACK LINE
SETBACK LINE
FRO
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SIDE YARDSETBACK LINE
lawn
pa
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pa pa papa pa
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papa
℄
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PL PL
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pa pa pa pa
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36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit36" Fic Nit
℄℄℄
flush
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by architect
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1 dn
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4'-9"
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condenser condenser condenser
3'-0"
3'-0"
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3'-0"
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6'-0"
8'-0"
12'-1012"
4'-6"
5'-0"
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2'-0"
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Paving Schedule
CODE Description Material
Motor Court Cobble Granite
Terrace Stone Limestone
Garden Path Limestone steppers
Service Path concrete with seeded aggregate
pl
Layout Legend
SYMBOL ITEM
property line
p.o.b
arc center point
detail reference number
sheet number
PA planting area
#l-#.##
layout notes:
1. any discrepancies with what is shown on the plans andwhat is occurring in the field shall be brought to theattention of the landscape architect prior toinstallation.2. grading and drainage plan per civil engineer.3. elevations are approximate based on provided surveydata.4. written dimensions override scaled graphics.
drawing notes:
1. all visible stone coping edges and chamfers to be finished bymanufacturer.2. steel reinforcing per structural engineer.3. stone grout joints to be placed per layout visible in plans.adjustments made in the field to be approved by landscapearchitect prior to installation.4. concrete and reinforcing for all walls, slabs, and footings perstructural engineer.5. waterproofing per contractor.6. final hardscape layout/formwork to be approved on site bylandscape architect prior to concrete placement.
A
B
C
Gate & Fence Schedule
CODE Description Material/Manufacturer Notes
Motorgate Steel frame withwood cladding 6' Height
Pedestrian Gate-1 Steel frame withwood cladding 6' height
Pedestrian Gate- 2 Steel frame withwood cladding 6' height
Side Yard Gate Steel frame withwood cladding 6' height
Side Yard gate Steel frame withwood cladding 6' height
Property fence Steel picket 5' height
G
G1
G2
G3
G4
G5
W1
W2
Site Wall Schedule
Code Symbol Description Notes
Site Wall-1
Stone veneer finish andstone caps. 6' heightfrom existing grade onpublic side of wall.
Site Wall-2 Stone veneer finish andstone caps. 6' heightfrom existing grade.
Site Amenities Schedule
CODE Description Material/Manufacturer Notes
Water Feature -1 Stone 18" depth max
A
D
WF
Tree legend
Name Size Quantity WUCOLS
Ficus Rubiginosa 120" box 2 Moderate
Crepe Myrtle 24" Box 6 Low
Olea Europea (non fruit bearing)60" Box 1 Low
Platanus Racemosa 72" Box 2 Moderate
Cornus Capitata "Mountain Moon"24" Box 7 Moderate
Magnolia 'DD' Blanchard 48" Box 2 Moderate
Ficus Nitida 24" box 109 Medium
24" Cre Myr
72" Pla Rac
120" Fic Rub
60" Ole Eur
24" Cor Cap
24" Mag Bla
24" Fic Nit
wf
B
B
B
C
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G
G1G2 G1W1W1
W1
W2
W2
G3
G4
B
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A
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D
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G5
Planting Notes1. Shrubs and under-story plantings to be drought tolerant andcompliant with mwelo requirements.
4'-0"
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09/04/2024 REVIEW DRAFT
11/21/2024 CITY CDP/AIC
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03/04/2025 CITY CDP/AIC
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57
From: Jim Mosher <jimmosher@yahoo.com>
Sent: June 11, 2025 12:06 PM
To: CDD
Subject: Comments regarding ZA Item 4 (June 12, 2025, meeting)
Regarding Item 4 (Bay House 2100, LLC Residence Coastal Development Permit and
Lot Merger, PA2025-0007) on the June 12, 2025, Zoning Administrator agenda...
1. Condition of Approval No. 46 on handwritten page 26 says "Prior to the issuance of a
building permit, the proposed sewer easement vacation shall be processed,
approved by City Council, and recorded. If City Council denies the proposed
easement vacation, the proposed project will require a redesign since the existing
sewer easement impacts the proposed building."
The requirement for an additional approval by the City Council which could trigger
changes in the approved designed does not appear to be mentioned anywhere in the
staff report or resolution. Aren't applications supposed to be consolidated for
presentation to the highest review authority required? Why is this piece being heard
separately by the Zoning Administrator?
2. Table 1 on handwritten page 2 says the Proposed Floor Area is 31,350 square feet.
This is inconsistent with the structure size previously described and with Fact in Support
of Finding 3.A.1.a at the top of handwritten page 13, which identifies 31,350 square feet
as the merged lot area, and says " the proposed total floor area is 18,539 square feet."
3.Fact in Support of Finding 3.A.14 on handwritten page 15 mentions designated
coastal viewpoints "at Begonia Park and the intersection of Carnation Avenue and
Ocean Boulevard." It fails to mention the harborfront viewpoint off Bayside Drive,
designated on Map 4-3 (part 3 of 3) of our Coastal Land Use Plan, between 2323
Bayside Drive and 115/117 Bayside Place. Although not formally designated as a
viewpoint, and not a land roadway, it is surprising to me that view from the publicly-
accessible water surface of the harbor are not considered. And in Fact 3.A.14 that only
obstructions that can "be seen across the horizon of Newport Harbor" (sticking up
above the horizon?) are considered impactful. That seems a very crabbed interpretation
of preserving the visual character of the coastal zone.
4.Fact in Support of Finding 3.E.2 on handwritten page 17, attempting to reconcile the
proposal with the 6.0 – 9.9 DU/AC density range specified in the CLUP, seems less
than clear to me. It begins by suggesting that "the density ranges are not intended to
establish minimum densities on individual sites, but rather to evaluate neighborhoods on
a regional scale." As far as I know, nothing to that effect is stated in the CLUP, so that
seems an interpretation to me, and a less than obvious one. But even if one accepts
that, the fact does not identify the region these lots should be included in, what the
Zoning Administrator - June 12, 2025 Item No. 4a - Additional Materials Received Bay House 2100, LLC Residence Coastal Development Permit (PA2025-0007)
current regional density is, or how this merger will impact it. In fact, it doesn't even seem
to identify what the density for the project, by itself would be. If, as it says, the resulting
lot area will be 0.71 acres, and one counts only the single-unit dwelling, that would
seem to be 1/0.71 = 1.4 du/ac. If one counts the ADU, it would be 2.8 du/ac. Are those
correct? If so, and in the absence of any further analysis, it is hard to see how the
merger is either consistent with or improves consistency with the target density, either
individually or on a regional basis. As a result, I am doubtful Finding E can be made.
5. My most important comment is that I think it even more certain that Finding G cannot
be made, and the request should, therefore be denied.
Finding G, on handwritten page 18, requires demonstrating "The merged lots will be
consistent with the pattern of development nearby." The only example of a comparable
lot that is provided is the lots to be merged, themselves. Looking at the City's maps, the
only lot nearby that I can find that is at all similar is 2106 E Balboa Boulevard, which
appears, also, to have resulted from a lot merger and is described as being 22,288
square feet. Other nearby lots appear to be 14,000 square feet or less, with many
under 10,000 square feet. The lot immediately across the street, at 2031 E. Balboa Blvd
is barely over 3,000 square feet, as are those near it. A 31,350 square foot lot would be
unlike anything nearby. As a result, the proposed merger would seem to me to create a
uniquely large lot, wholly inconsistent with the existing pattern of development nearby.
6. Condition of Approval No. 3 on handwritten page 21 mentions a requirement to pay
a Fair Share Fee, presumably as a result of going from one residence to two. Is a park
fee or any other fee required?
7. Condition of Approval No. 4 refers to "short-term rentals (i.e., less than 30
days)." While that is consistent with the current LCP, the City had an Item W12a
approved on the May 2025 Coastal Commission agenda in which it asked to change
"less than" to "up to." Assuming the Council accepts the change it requested, the
proposed condition will become inconsistent with the LCP. Should it be changed to
reflect the new definition of short-term lodging?
-- Jim Mosher
Zoning Administrator - June 12, 2025 Item No. 4a - Additional Materials Received Bay House 2100, LLC Residence Coastal Development Permit (PA2025-0007)